Surveyor quotes

An independent inspection of a property's condition before you commit to buying it. It is not the same as your lender's valuation, which only confirms the property is worth roughly what you are paying and tells you nothing about what condition it is in.

RICS surveys come in three levels. Level 1 is a condition report, the most basic. Level 2, the HomeBuyer Report, is what most buyers get. Level 3, a building survey, is the in-depth one.

Is your property suitable?

A survey is not a hard requirement, but your solicitor will firmly recommend one, and they are right to.

The exception is where you already know what you are taking on. Buying as-is, or at auction, where you have accepted the property needs substantial work, is the case where a survey tells you less than the price already does.

For everything else the level should follow the property rather than the price list. A Level 2 suits most purchases. A Level 3 is the one to choose when you want real depth, and it is usually recommended for properties over 50 years old.

There are also surveys beyond the RICS levels that suit particular properties: an asbestos survey where the age or construction suggests it, or an EMF survey for a house near pylons.

Typical cost range

£420 – £1,625

Excludes VAT.

The range above covers the survey types together. Within it, the cost of a Level 2 is mostly decided by the value of the property, so a more expensive house costs more to survey even where the work is much the same. A Level 3 costs more again, reflecting the time on site and the depth of the report, and any additional survey such as asbestos is priced separately.

It is worth setting all of that against what a survey can save you. One that finds a real defect gives you something to renegotiate with, or a reason to walk away, and either is worth considerably more than the fee.

What to ask before hiring

Ask which level they recommend for this specific property, and why.

Ask whether any additional survey is worth doing here, given the property's age, construction or surroundings.

Ask how soon you will have the report, because it only helps if it arrives in time to act on. Ask whether they will talk you through the findings rather than only sending a document, and whether they are RICS registered.

Red flags

A surveyor recommended by the estate agent with no mention of whether a referral fee is involved. The agent is acting for the seller, not for you.

A report that reads as generic and could describe any house on the street. Reluctance to discuss the findings with you directly. A Level 1 proposed for an old property that has clearly been altered.

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Common questions

Do I have to have a survey?

It is not a hard requirement, but your solicitor will firmly recommend one. The exception is buying as-is or at auction, where you have already accepted that the property needs substantial work.

What survey level should I get?

A Level 2 HomeBuyer Report is what most buyers get and suits most purchases. A Level 3 building survey is the in-depth one, usually recommended for properties over 50 years old, or anywhere you already have a specific concern.

Is the lender's valuation the same as a survey?

No, and this is the most common misunderstanding. A valuation confirms the property is worth roughly what you are paying, which protects the lender. It tells you nothing about the condition of what you are buying.

Are there other surveys worth doing?

Depending on the property, yes. An asbestos survey where the age or construction suggests it, or an EMF survey for a house near pylons. Ask the surveyor what is worth doing for this specific property.

What decides the cost?

For a Level 2 it is mostly the value of the property, so a more expensive house costs more to survey even where the work is similar. A Level 3 costs more again, and any additional survey is priced separately.